Small home · Licensed for 4 · Garden Grove

Hope Quality Homes

12501 Tunstall St, Garden Grove, CA 92845Licensed since 2026

Overview

Estimated starting rate

$5,700 a month

Covelight estimate · likely $4,650–$7,000 See costs

No openings reported

Approved by the state: Wheelchair · HospiceState licensing record · October 26, 2026
Licensed for 4: a small care homeThe state license record

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Care and support

Wheelchairup to 1 resident
Hospiceup to 1 resident

Not on file: dementia and bedridden approvals.

Approved by the state · State licensing record · October 26, 2026. An approval may cover specific rooms or residents; it does not establish an opening.

Read the state’s own wording

AGE RANGE 60 AND OVER. APPROVED FOR 4 AMBULATORY OF WHICH 1 MAY BE NON-AMBULATORY. NON-AMBULATORY TO RESIDE IN BDRM # 4. WAIVER/GRANTED FOR HOSPICE CARE FOR (1).

935 - ELDERLY

CDSS record, verbatim · October 26, 2026

As needs change

Staying through hospice
Hospice waiver on file · covers up to 1 — care may continue at the end of life
State licensing record · October 26, 2026

We’ll ask for you. Not on file for Hope Quality Homes: two-person transfers or a lift, who is awake overnight, help with medicines and care if memory loss develops. When we check availability, we ask about these too.

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What it costs here

Covelight estimate

$5,700a month to start

Likely $4,650–$7,000

From 22 nearby homes that publish rates · this home’s rate is not on file

Monthly cost breakdownWith a shared room and basic help · room, care and fees$5,700likely a month

Room

Daily care

Sharing the room

Memory care is not priced here: a dementia-care designation is not on file for this home. Ask the home.

Starting monthly rate$5,700likely $4,650–$7,000
Covelight’s estimate starts from the rates 22 small homes within 3 miles publish, then adjusts for this home’s size, state care approvals, Medi-Cal waiver participation, years licensed and the area’s prices. In testing, the likely range held the real rate for 6 in 10 homes. This home’s own rate is not on file.
Basic help with daily careUsually includedup to $600
Basic help is usually part of the starting rate. Homes that price care by level start around $600 a month (44 California homes publish a care-level range, seen in September 2026).
One-time move-in fee$2,500one time · likely $0–$4,000
Homes that list a one-time entry or community fee charge a median of $2,500 (133 California listings; middle half $1,000–$4,000). Many homes list none — ask.

Likely monthly totalLikely $4,650–$7,150: $5,700
First monthWith a one-time move-in fee · likely $5,450–$10,300: $8,200

How people payPrivate pay, Medi-Cal waiver, SSI/SSP, veterans, insurance

MedicareDoes not pay for room and board in a care home. It can still cover hospice or home-health visits inside one.
Private payMost residents pay from savings, a home sale or family help. Ask for the rate and what it includes in writing.
Medi-Cal Assisted Living WaiverThis home is not on the DHCS participation list dated October 1, 2026. Ask the program about current options. The waiver pays for care services, not room and board.
SSI/SSPCalifornia’s 2026 standard is $1,626.07 a month; $1,444.07 of it goes to the home and $182 stays with the resident. Whether this home accepts it is not on file — ask.
VeteransVA Aid & Attendance can add to a veteran’s or surviving spouse’s pension. Ask whether residents here have used it.
Long-term care insuranceMost policies pay for licensed care homes. Ask what paperwork the home provides for claims.

If the money runs out, what Medi-Cal covers

Rates at nearby homes22 nearby homes publish starting rates of $4,000 to $11,575

22 homes like this within 3 miles publish starting rates mostly between $4,500–$9,000.

Ocean Breeze LivingGarden Grove · 0.4 mi · Small home
$7,000Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Princeville - College ParkSeal Beach · 0.9 mi · Small home
$5,500Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Keen Home HarvardWestminster · 1.4 mi · Small home
$11,575Listed on its own website · shared room, starting at · seen October 27, 2026
Victoria Caring HomeCypress · 2.0 mi · Small home
$4,500Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Family First Home CareCypress · 2.1 mi · Small home
$6,500Listed on Seniorly · assisted living private room · seen September 9, 2026
Loving Home CareWestminster · 2.2 mi · Small home
$4,500Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Integrity Guest HomeBuena Park · 2.3 mi · Small home
$4,000Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Prime Villa SkyeRossmoor · 2.4 mi · Small home
$6,500Listed on Seniorly · seen September 9, 2026
Lorraine Guest HomeCypress · 2.5 mi · Small home
$5,500Listed on Seniorly · assisted living private room · seen September 9, 2026
Gentle Senior CareCypress · 2.5 mi · Small home
$5,000Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Rossmoor Sunshine Villa-Oak WayRossmoor · 2.6 mi · Small home
$9,000Listed on Seniorly · assisted living private room · seen September 9, 2026
JC Home for Seniors - ThorHuntington Beach · 2.7 mi · Small home
$4,000Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Best Home CareCypress · 2.7 mi · Small home
$4,500Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
St. Francis Home for the ElderlyCypress · 2.7 mi · Small home
$5,200Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Rossmoor Sunshine Villa - SalmonRossmoor · 2.8 mi · Small home
$9,000Listed on Seniorly · assisted living private room · seen September 9, 2026
Kamstra Care HomeCypress · 2.8 mi · Small home
$5,200Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
A Faithful Home of Huntington BeachHuntington Beach · 2.8 mi · Small home
$4,500Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Meadowlark Gardens on CornellHuntington Beach · 2.9 mi · Small home
$6,000Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Rossmoor Sunshine Villa-Ruth ElaineRossmoor · 2.9 mi · Small home
$9,000Listed on Seniorly · assisted living private room · seen September 9, 2026
Rossmoor ManorLos Alamitos · 2.9 mi · Small home
$10,500Listed on Seniorly · assisted living private room · seen September 9, 2026
Rossmoor Sunshine Villa-FosterLos Alamitos · 2.9 mi · Small home
$8,500Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Rossmoor Sunshine Villa-WembleyLos Alamitos · 3.0 mi · Small home
$9,000Listed on Seniorly · assisted living private room · seen September 9, 2026

How this estimate worksWithin 25% for 7 in 10 homes in testing

Covelight’s estimate starts from the rates 22 small homes within 3 miles publish, then adjusts for this home’s size, state care approvals, Medi-Cal waiver participation, years licensed and the area’s prices. In testing, the likely range held the real rate for 6 in 10 homes. This home’s own rate is not on file.

Only prices a home put out itself count: its own website, a listing it supplied, or a price Seniorly says the home confirmed. Prices a listing site shows without saying where they came from are left out.
Nearby homes are the nearest of the same size that publish a rate, widening from 3 to 40 miles until at least 8 do. The estimate starts from what they charge, then adjusts for this home’s size, state care approvals, Medi-Cal waiver participation, years licensed and the area’s prices.
Room, care-level, second-person and move-in lines come from what California homes publish on listing sites. Memory care uses Covelight’s researched premium over assisted living.
Totals add each line’s figure and combine the lines’ ranges as separate charges, because a home is rarely at the top, or the bottom, of every line at once.
We tested this estimate on 1,546 California homes that publish their own starting rate. It was within 10% of the real rate for 3 in 10 homes and within 25% for 7 in 10; the likely range held the real rate for 6 in 10 (September 12, 2026).
It cannot see this home’s specials, how it assesses care, or which rooms are open.

Avoid surprises on the billWhat changes the price, and what to ask

The care level
Some homes charge one all-inclusive rate. Others add levels or points as needs grow. Ask how the level is set, who decides, and what the next level costs.
What is billed separately
Medication management, incontinence supplies, transportation and a second person in the room are often extra. Ask for the list in writing.
Move-in costs
A one-time move-in fee or deposit is common. Ask what it covers and whether any of it comes back if the stay is short.
Increases
California requires at least 90 days’ written notice, with reasons, before a rate rises (Health & Safety Code §1569.655). A change in the resident’s care level is the section’s own exception and can be billed sooner.

Ask for the price

An estimate for planning, not a quote. A home sets the price after hearing about the care needed.

Daily life

Daily life here is not on file yet. Most small homes haven’t published it, and that says nothing about the home.

The best way to see it is a visit.

Request a tour

Where it is

12501 Tunstall St, Garden Grove, CA 92845Address from the public record · October 26, 2026. Confirm the entrance with the home before visiting.

Opening the neighborhood map…

UCI Health-Los AlamitosHospital · General acute care, on the state’s list2.5 mi

Straight-line distances; check the drive or the walk. Hospital: the nearest general acute care hospital on the state’s list (CDPH, September 16, 2026).

Open directions

The state record

California inspects every licensed home and publishes what it found. A citation does not make a home unsafe, and an empty file does not make a home good.

CDSS public record, read October 26, 2026 · License #306006755 · See the state’s own record

The last 36 months — 2 of 2 documents

20261 state visit · 1 document

Jan 30, 2026Facility evaluation reportPrelicensingReport on file

Type of visit: Prelicensing

Licensing Program Analyst (LPA) Kimberly Lyman made an announced visit to conduct a pre-licensing inspection. LPA identified herself and discussed the purpose of the visit with Administrator/ Licensee Divina Alipio. An initial application to operate a Residential Care Facility for the Elderly was submitted to Community Care Licensing on 10/05/2025 for a capacity of three ambulatory and one non-ambulatory resident. Upon entry, facility appears clean, safe and sanitary. Facility has all required postings including personal rights, theft and loss policy, and the complaint poster. Administrator Divina Alipio has an administrator certificate expiring on 06/19/2026. LPA Lyman along with Administrator Alipio toured the facility at 8:19 AM and observed the following: Structure: Facility is a one story home with four bedrooms, two restrooms, living room, screened patio, dining room and kitchen and a grey exterior. Living Room/ Dining Room: Adequate seating is available in the dining room and living area. Bedrooms Residents: Rooms are single occupancy. All rooms are equipped with appropriate lighting, chair, night stand and ample storage space, Exit doors have auditory alarms. Linens & Hygiene Supplies: Facility has ample bedding and towels in supply as well as hygiene supplies. Bathrooms: All resident bathrooms have a working toilet/ wash basin/ grab bars as well as paper towels and soap. Emergency Phone Numbers and Exit Plan: Posted in the entrance of the facility. Food Service: LPA observed the kitchen and serving area. Facility has two day perishables and seven day non-perishables. LPA observed a sample menu. Smoke Detectors: Smoke detectors and carbon monoxide detectors tested operational during today's visit. Fire extinguishers are fully charged. Appliances: Kitchen and laundry appliances are clean and operational. Toxins/ Sharps: Facility has secured areas for toxins and sharps. CONTINUED ON LIC 9099C DATED 01/30/2026 Water Temperature: Tested and recorded between 105.2 and 108.6 degrees F. in facility restrooms. Emergency Supplies: LPA observed ample emergency food and water as well as emergency packs for residents. LPA observed the emergency disaster plan which is thorough and complete. Medications, First-Aid Kit & Book: First aid kit observed contained all required items including tweezers, scissors and thermometer as well as a first aid manual. Medications to be stored in a locked cabinet. Facility to use a medication administration record. Resident & Staff File: Records are to be stored in a locked cabinet in the screened in porch. Reading Material, Games, and Equipment: LPA observed a posted activity schedule with activities such as games and outings in the community. Outside areas: LPA observed an outside area with ample shaded seating. Fire Clearance: Approved for three ambulatory and one non-ambulatory resident on 08/21/2025. Component III conducted during the visit. Facility is ready to be licensed. Exit interview conducted and a copy of this report was left at the facility.the state’s words, verbatim · CDSS document, Jan 30, 2026

20251 state visit · 1 document

Dec 29, 2025Facility evaluation reportOfficeReport on file

Type of visit: Office

Facility Type: RCFE Application Type: Initial Capacity: 4 Interview Method: Telephone interview On 12/29/2025, applicant/administrator participated in COMP II. Identification of the applicant / administrator was verified through interview questions based on photo ID and other identifying personal information. During COMP II, applicant / administrator confirmed that they have read and understand community care facility licensing laws included in the Health and Safety Codes and the California Code of Regulations Title 22. Signed LIC 809 with copy of photo ID have been obtained. During COMP II, CAB analyst confirmed Applicant/Administrator’s understanding of following areas: 1. Facility operation: License type, client/resident populations, and program 2. Admission Policies 3. Staffing requirements & Training 4. Restrictive/Prohibited Health Conditions 5. General provisions 6. Emergency Preparedness 7. Complaints & Reporting 8. Pre-licensing readinessthe state’s words, verbatim · CDSS document, Dec 29, 2025

License holder

Hope Quality Homes, Inc., licensed since 2026.

The state’s totals for this licenseSince 2026, as the state’s facility page counts them

State visits on file: 2
Total complaints: 0
Substantiated allegations: 0
Type A citations: 0
Type B citations: 0

These are the state’s own totals for this license since 2026, per CDSS records. The state counts them apart from the documents above, and they can differ from what those documents show; the documents say what each visit found. One complaint can contain several allegations.

Compare with homes the same size

	This home	Typical
Type A citations	0	0
Type B citations	0	0
Substantiated allegations	0	0
Total complaints	0	0

“Typical” is the statewide median for licensed homes this size. It does not adjust for years licensed, and older licenses have had more visits and reports. The median is across the 6,916 licensed small board-and-care homes (6 or fewer beds) in the state record. The figures compared are the state’s totals, not the documents.

What the state’s words mean

Routine visita visit the state records as “Required” — a scheduled visit, not one made in answer to a complaintSubstantiatedthe state found the allegation more likely true than notUnsubstantiatedthere was not enough evidence to prove a violation occurred — not a finding of wrongdoingUnfoundedthe evidence showed the allegation was false, could not have happened, or had no reasonable basisType A citationa violation that poses an immediate risk to health, safety or personal rights if it is not correctedType B citationa violation that could become a risk if not corrected, or one involving records, resources or required services

CDSS citation definitions (PDF) ↗ · CDSS complaint outcomes ↗

An “unsubstantiated” complaint is not a finding of wrongdoing — it means the state investigated and could not confirm the allegation. Outcome words are the state’s own; we never grade, score, or color a record, and we publish no reviews — the state’s dated documents stand in their place.

Open CDSS facility search ↗Report a record error Operate this home? Respond or correct, free →

Frequently asked questions

A citation does not make a home unsafe, and an empty file does not make a home good.

Quick answers about Hope Quality Homes

Is Hope Quality Homes licensed?

The state lists this license as “Licensed,” per CDSS records as of October 26, 2026.

How many residents is Hope Quality Homes licensed for?

4 residents — a small home, per CDSS records as of October 26, 2026.

Has Hope Quality Homes been cited?

0 Type A and 0 Type B citations since 2026, per CDSS records as of October 26, 2026. Those records count 2 state visits over the same years.

Is Hope Quality Homes still open?

This license was on the CDSS roster as of November 10, 2026.

What does Hope Quality Homes cost?

$5,700 a month to start is a Covelight estimate, likely $4,650–$7,000. This home’s own rate is not on file. Ask: “What is the all-in monthly rate, and what would push it higher?”

Among 194 other homes of a similar licensed size across Orange County that publish a starting rate, the middle half runs $4,500 to $6,000 a month, and the middle figure is $5,000 (n = 194 other homes publishing a starting rate).

Each of those is a home’s own published figure, gathered on its own date between September and October 2026 — not an average of ours, and not a survey. Similar size means small and mid-size homes counted together, and large communities counted on their own, because they are different markets.

A home outside the band is not overcharging or underpricing: a starting rate covers different things in different homes, which is the first thing to ask about.

The price is made in the phone call. Nothing here is a quote, an offer or a discount.

A starting rate is the room and the base care. California homes commonly bill care levels, medication management, supplies, transport and a second person in the room as extras. Many also charge a one-time fee at move-in. Ask for that list in writing before anything is signed.

Only prices a home put out itself count here: its own website, a listing it supplied, or a price a listing site says the home confirmed. Prices a site shows without saying where they came from are left out.

Does Hope Quality Homes take Medi-Cal?

On Medi-Cal’s Assisted Living Waiver: this home is not on the DHCS participation list dated October 1, 2026. Ask the program about current options. The waiver pays for care services, not room and board.

Who holds the license?

The license is held by Hope Quality Homes, Inc., per CDSS records as of October 26, 2026.

Is there a hospital nearby?

UCI Health-Los Alamitos is 2.5 miles away in a straight line, per the CDPH licensed-hospital list dated September 16, 2026. See licensed care homes near it.

Can Hope Quality Homes keep a resident on hospice?

Hospice care is approved on this license, covering up to 1 resident, per CDSS records as of October 26, 2026.